How to Secure a 10-Year Golden Visa in Dubai via Property Investment – 2025 Updates

Dubai has positioned itself as a global magnet for entrepreneurs, high-net-worth individuals, and investors. One of its most alluring offers is the 10-year UAE Golden Visa, particularly accessible through property investment. In 2025, new updates make it even more straightforward and appealing. Here’s your complete guide on how to obtain the 10-year Golden Visa in Dubai through property investment.

What is the 10-Year Golden Visa in the UAE?

The UAE Golden Visa is a long-term residency visa introduced to attract investors, entrepreneurs, scientists, outstanding students, and professionals. It allows foreign nationals to live, work, and study in the UAE without the need for a national sponsor, offering renewable 10-year residency and exclusive benefits.

Why Invest in Dubai Real Estate for a Golden Visa?

Dubai’s real estate market is booming, driven by world-class infrastructure, tax-free incentives, and high rental yields. Here’s why property investment is a smart gateway to the Golden Visa:

• Capital Appreciation: Dubai properties have shown consistent growth.

• Rental Returns: Yields range from 5% to 8%, among the highest globally.

• Full Ownership: Freehold properties offer 100% ownership to expats.

• Safe Investment Environment: Strict regulations and investor protections.

Eligibility Criteria for the 10-Year Golden Visa via Property Investment (2025)

To qualify for the Golden Visa through property, investors must meet the following criteria:

✅ Minimum Property Value Requirement

• AED 2 million or more in property investment.

• The property must be ready for handover (not off-plan unless completed by the application date).

✅ Title Deed in Investor’s Name

• The investor must have the title deed registered under their name.

• Joint ownership is allowed if the individual share equals or exceeds AED 2 million.

✅ Source of Funds

• Funds can be cash or mortgage-based.

• If mortgaged, a minimum of AED 2 million equity (unfinanced portion) must be confirmed.

✅ Property Type

• Must be a residential or commercial property.

• Land plots or off-plan (under construction) properties are not eligible.

✅ Proof of Investment

• Must present documents like:

  • Title deed

  • NOC from the developer/mortgage provider

  • Bank statements

Step-by-Step Guide: How to Apply for the Golden Visa via Property in Dubai

Step 1: Choose Eligible Property

Select a freehold property in approved zones like:

• Downtown Dubai

• Dubai Marina

• Palm Jumeirah

• Business Bay

• Jumeirah Village Circle

Ensure the property is worth AED 2 million+ and ready for handover.

Step 2: Secure Title Deed

Once you complete the purchase, ensure that the title deed is issued in your name. This is a mandatory document.

Step 3: Obtain Necessary Documents

Prepare these documents:

• Copy of passport

• Title deed

• Good Conduct Certificate

• NOC from the bank (if mortgaged)

• Emirates ID (if available)

Step 4: Submit Application to Dubai Land Department (DLD)

Visit the Cube Centre in the DLD or apply online via the GDRFA portal.

Step 5: Medical Check and Biometrics

You’ll be asked to undergo a medical fitness test and provide biometrics.

Step 6: Receive Your Golden Visa

If everything is approved, you’ll receive your 10-year Golden Visa, renewable upon meeting conditions.

Documents Required for Golden Visa Through Property Investment

Can You Apply if the Property is Mortgaged?

Yes. If the property is mortgaged, you must prove that at least AED 2 million has been paid. The bank will issue a No Objection Certificate (NOC) confirming your equity portion.

Benefits of the UAE Golden Visa via Property Investment

• Long-term residency for 10 years, renewable.

• No sponsor required.

• Ability to live, work, and study in the UAE.

• Sponsor your family (spouse, children, and domestic staff).

• Full business ownership in Dubai without a local sponsor.

• Hassle-free entry/exit flexibility.

• Peace of mind for long-term planning and investment.

Top Areas to Invest for Golden Visa Eligibility in 2025

Golden Visa for Joint Property Owners

If you co-own a property, the individual share must be AED 2 million or more. In case of spouses, a marriage certificate is required.

Important 2025 Updates for Golden Visa Applicants

• Minimum property value remains AED 2 million, but no limit on number of properties.

• Now includes completed off-plan projects, provided handover is completed.

• More flexibility for mortgaged properties with equity thresholds.

• Fast-track application process via DLD Cube Centre.

• Enhanced online submission portals through GDRFA.

Tax Advantages for Golden Visa Holders

• No income tax

• No capital gains tax

• No inheritance tax

• Freehold ownership in designated areas

• Favorable DLD fees and exemptions in some cases

Frequently Asked Questions (FAQs)

Can I rent out my property and still apply for the Golden Visa?

Yes. The property does not have to be self-occupied. Rental income is allowed.

Can family members get visas too?

Yes. You can sponsor your spouse, children, and domestic staff.

What if the property value drops below AED 2 million?

You may be required to show ongoing investment value or risk cancellation during renewal.

Can I combine multiple properties to reach AED 2 million?

Yes, combining up to 3 properties is allowed, as long as the total value meets or exceeds AED 2 million.

Final Thoughts: Secure Your Future in Dubai Through Smart Investment

The UAE 10-year Golden Visa through property investment is a game-changer for those seeking long-term residency in one of the world’s most dynamic cities. With a solid real estate investment, you not only secure a place to live or earn rental income but also gain a strategic entry into the UAE’s thriving ecosystem. Take advantage of Dubai’s 2025 regulations, invest smartly, and claim your residency benefits.